32 Rectory Road, Waltham Forest, London, E17 3BQ

32 Rectory Road is a five-bedroom mid-terrace house in Waltham Forest, London, London (E17 3BQ). It has a recorded floor area of 185 m² (around 1991 sq ft), construction records dating it to before 1900 and council tax band E. The latest certificate (February 2024) shows a C (score 78), near the top of the C band. When first surveyed in April 2009 the rating was G, the property has climbed 4 bands since. Between certificates, roof efficiency went from Very Poor to Very Good, window efficiency went from Very Poor to Average and hot-water efficiency went from Average to Good. The recommended improvements would push it to B (score 82). The property has solar panels on record, all of which lower running costs and tend to lift resale appeal. Other recorded features include a loft. Period features are noted in the property record. The home occupies a cul-de-sac position.

Across 2009–2025, sale prices on this property compounded at 13.5% per year. Today's modelled estimate of £1,278,000 is 27.4% below the 2025 sale of £1,760,000, a rare downward gap that often correlates with deferred maintenance or unfinished works. On a £-per-square-foot basis, the last sale (£884/sq ft) was about 103.9% above the typical sold price in the postcode. Most recent transfer was September 2025 at £1,760,000 — fresh data. Across the public record there are 4 sales, relatively high churn for a single property. 2 planning records sit against the property, 2 approved, 0 refused. Past consents include an extension, meaningful when judging how the property has evolved. At 185 m² it's 22.1% larger than the typical home in the postcode (152 m² median across 9 EPCs). 5 bedrooms is on the larger side for this postcode, where 3 is the typical count.